St Peter's · Tower Hamlets · Bethnal Green and Stepney constituency · 51.53006, -0.05642

E2 9RA— St Peter's, Tower Hamlets

Location and area intelligence for E2 9RA, St Peter's, Tower Hamlets

High-connectivity investment target

 

Bottom 25% LondonSchools 100%Safety 70/100Transport 65/100~4% yield · indicativeOnly 1 sales — thin data⚠ Knotweed sites nearby

Best for: Families, Young professionals

Compare areas

Balanced area — no standout strengths or weaknesses

Liveability
69
Safety
70
Schools
60
Transport
65
Environment
68
Investment
53

The bottom line

E2 9RA offers exceptional schools (100% Good/Outstanding) and low crime — strong value for Families and Young professionals who can accept its trade-offs.

The catch: 1 Japanese knotweed site within 400m — may affect mortgage applications.

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Location

E2 9RA

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Urban core
Very highSocially diverse / deprived
Buyer fit: ExcellentInvestment outlook: PositiveRisk: Medium

London Benchmarks

vs London income-11.0% vs London avg
vs London crime+46.0% vs London avg

Deep-dive guides for E2 9RA

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How E2 9RA has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

60

Education score

Good for families
★ Top school within 1km
—

Primary

St John's Church of England Primary School

Not yet inspected · 2 min walk

KS2: 101.0

—

Secondary

Oaklands School

Not yet inspected · 5 min walk

P8: +0.45A8: 53.6

100% of local schools rated Good or Outstanding · based on 29 schools within 1.5km

Top 10% — exceptional provision

Childcare

Childcare

Alice Model Nursery School

Not inspected · 15 min walk

15 primaries · 4 secondaries · 0 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

94.6 incidents per 1,000 residents

Higher crime than 71% of London
↑ Rising 1181.8%

-2% vs borough

Crime by type

Violence & sexual offences28%
Other28%
Anti-social behaviour18%
Vehicle crime9%
Theft8%
Drug offences6%
Robbery2%
Burglary1%

Stop & search

0.7

per 1,000 residents

→ Stable

trend

Road safety

93

Road safety score

3

Accidents (5yr)

1

KSI (5yr)

7

Serious within 200m

LOW pedestrian risk

Fire risk

LOW

Risk band

0

Incidents (1yr)

0

Incidents (5yr)

Nearest station: Bethnal Green Fire Station · 327m

Crime is +46% above London average

Property

2 Jul

Prices, sales volume and market trends

Insufficient sales data

Only 1 sale recorded in the last 24 months — too few for a reliable median price. Price figures have been withheld to avoid misleading comparisons.

E2 district median

£560,000

Based on 171 sales from postcodes with sufficient data

Price history

Sales (24 months)1
New build0.0%
Price per m²£7,510/m²
Price per ft²£698/ft²
Avg floor area51.3 m²

EPC breakdown

B
13%
C
9%
D
14%
E
4%

Based on 40 properties · Confidence: high

Street mix

Terraced 11%Flat 84%Other 5%

LHA rates — Inner East London

Shared room£700/mo
1 bedroom£1440/mo
2 bedrooms£1750/mo
3 bedrooms£2160/mo
4 bedrooms£3000/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Low

Market activity

100d

Days to sell

Energy & construction

Solar yield853 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal
Rebuild cost estimate£128,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era2014
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band CAnnual charge £1,374
Price growth potentialHigh

Market History

Price trajectory, velocity and distribution

Price Trajectory

2001–2025 · CAGR

+4.6%

Total change

+192%

Market Activity

Price Velocity & Acceleration

Current Velocity

-3.8%

per year

Acceleration

-16.66

change in velocity

Market State

Downturn

Velocity (%)Acceleration

Price Distribution

P25: £400k–£450k · P75: £450k–£500k · 18 sales

Property Type Mix

Total: 18 sales

Terraced11.1%
Flat/maisonette88.9%

By decade

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Post-dot-com plateau2001–2002£130k£90k-30.8%1.5
Pre-crash peak2007–2007£450k£450k+0%1
Help-to-Buy recovery2014–2015£310k£320k+3.2%4.5
Brexit uncertainty2017–2018£380k£455k+19.7%1
Pandemic surge2021–2021£350k£350k+0%1
Rate-rise correction2023–2023£395k£395k+0%1
Current market2025–2025£380k£380k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+3.4% alpha

Flat/maisonette+3.4% α
Local
10.9%
District
7.5%

CAGR over 12yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

88out of 100SellerBuyer

Market condition

Strong Buyer's Market

Favours buyers

Higher score = better conditions for buyers

Score breakdown

Price Velocity75
Trend Position100

Transport

1 Jul

Public transport accessibility and links

PTAL 5

Very Good

1a
1b
2
3
4
5
6a
6b
Better than 75% of London
Bethnal Green Underground StationCentral line
3.9 min walk
Cambridge Heath (London)→ Liverpool Street· 6 tph
7 min

Nearby stations

Cambridge Heath (London) Rail StationWeaver · Greater Anglia
3 min walk
Cambridge Heath (London)National Rail
3 min walk
Bethnal Green Underground StationCentral
4 min walk
Bethnal Green Rail StationGreater Anglia · Weaver
9 min walk
Stepney Green Underground StationDistrict · Hammersmith & City
14 min walk
No bus stops within 400m

68

Walkability score

271

Footpaths (500m)

22

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge34 min ↓
Victoria42 min ↑
Waterloo37 min ↓
Canary Wharf34 min ↓
City ★25 min

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

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Parking & EV

Car parks, spaces and charging points

28

Car parks (800m)

10

EV chargers (800m)

Total spaces (800m)64
Nearest car park224m
Santander docks (800m)22
Nearest cycle dock0.1 km

Nearby car parks

🅿️
St James the Less Church Car Park· yes
611m

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 20.0 µg/m³ · PM2.5: 9.0 µg/m³
Better than 90% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.7 km away✗ Not Green Belt✗ Not AONB21% green spaceTree canopy: 49%
More green space than 76% of London

Nearest SSSI: Walthamstow Marshes SSSI — 4.5 km

Energy

Solar: 853 kWh/kWp/yrHeat pump: Not suitableEPC upgrade: Minimal

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): None recorded

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield852.9 kWh/kWp/yr
Heat pump suitableNo
EPC upgrade costMinimal

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

THE WAPPING GROUP PRACTICE

THE WAPPING HEALTH CENTRE, 22 WAPPING LANE, E1W 2RL

34 min walk

83%

Recommend GP

83%

Overall GP experience

0

GPs within 1km

5

Dentists within 1km

3

Care homes (1km)

Nearest hospitalMile End Hospital · 1.1 km
Nearest A&EGUY'S AND ST THOMAS' NHS FOUNDATION TRUST · 5.6 km
A&E 4hr targetNHS target: 95% · London avg: ~68%63.7%

Amenities

Shops, restaurants, parks and more

193

Parks (1km)

49

Restaurants (800m)

21

Cafes (800m)

10

Pubs (400m)

5

Pharmacies (800m)

6

Gyms (1km)

16

Sports (1km)

4

Convenience

Nearest supermarketBengali Fonga Market · 351 m
4 tennis courts2 swimming pools4 sports halls

Nightlife (500m)

0

Nightclubs

10

Late-night venues

B
1,272 licensed premises in borough559 late-night refreshment licencesHome Office 2023/24

0

Libraries (1km)

2

Cinemas (2km)

469m

Post office

Nearby shops

Londis93 m
Co-op Food255 m
Cigara Vape Store284 m
City View Off Licence308 m

Nearby cafes

Maple45 m
Wild Bean Cafe93 m
Gallery Café131 m
Bangladeshi Parents & Carers Association Canteen141 m

Nearby restaurants

Dhaba Lane Ltd25 m
Italina26 m
Korean Barbecue27 m
Sake Sushi29 m

Nearby pubs

Satan's Whiskers67 m
The Dundee Arms83 m
All My Gods175 m
Mother Kelly's193 m

Nearby gyms

Proud Active24 m
York Hall Leisure Centre80 m
BethWall Climbing Centre258 m
Fitness4Less309 m

Nearby pharmacies

Borno112 m
Boots420 m
Britannia Pharmacy518 m
Fairdale Pharmacy565 m

Nearby health

The Mission Practice136 m
Dental Surgery237 m
E2 Dental Practice364 m
Puresmile370 m
Food hygiene (5-star)63% of 302

Business

Local businesses registered here

Active businesses
0
New (last 12 months)
0
Dissolved (last 12 months)
0
Industry diversity
0
3yr survival rate
100.0%
Right-to-buy sales (5yr)
355

High street

A

High street health

Investment

Investment grade, yield and market outlook

53

Investment score

Moderate

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£1,900London avg: £1,950/mo
Gross yield
4.1% (average)London avg: 3.8%Above average yield
Gentrification score24/100
Right-to-buy sales (5yr)Above average for outer London — neighbourhood in transition355
Sales last 12 months1

Rental market

High

Demand

Low

Void risk

Mixed owner / renter

Tenant profile

+15.2%

Rent growth (1yr)

Market liquidity

Low

Market activity

100d

Est. days to sell

8/100

Velocity score

Future outlook

65

Price growth score

B
High

Development pressure

Low

New supply risk

High investment qualityExcellent transport accessActive regeneration zone

Infrastructure pipeline

Infrastructure score16/100
Bakerloo Extension route4,805m
Crossrail 2 route2,239m

Demographics

16 Jun

Population, deprivation and income

Decile 1/10

Most deprived areas

Index of Multiple Deprivation

Among London's most deprived areas

Rank: 3,183 nationally

1,490

Est. population

21,736/km²

52%

Employed

37%

Degree educated

£37,400

Median income

8.5%

Claimant rate

Urban coreVery high densitySocially diverse / deprived

35

Community stability

Age profile

22%
33%
21%
13%
Under 1822%
18–3433%
35–4921%
50–6413%
65+11%

Tenure

23%
62%
Own outright6%
Own (mortgage)8%
Private rent23%
Social rent62%
Shared ownership1%
Rent free0%

Ethnicity

25%
48%
White British25%
White Other11%
Asian48%
Black8%
Mixed4%
Other4%

Employment & lifestyle

Managerial / professional25%
Routine / semi-routine21%
No car household70%
Unemployed7%
No qualifications25%

Housing tenure (Census 2021)

Social rent62%
Private rent23%

vs. London

Income vs London-11.0%

Planning

Conservation areas and development

Conservation area
No
Article 4 area
No
Listed buildings (800m)
57
Live planning apps (800m)
6
Development activity
medium
Residential apps (800m)
0
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
1
Planning apps (3 years)
1
Local approval rate
0%
Borough approval rate
54%
Opportunity area
City Fringe/Tech City
CIL rate (residential)
£175/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
1
Regeneration status
Active
Regeneration investment
£0.5bn

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
112
Largest scheme
168 homes · REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2
Pipeline pressure
NONE

Named schemes (500m)

REAR PART OF BETHNAL GREEN HOSPITAL, REAR PART OF BETHNAL GREEN HOSPITAL, CAMBRIDGE HEATH ROAD, E2168 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
Parmiter Industrial Centre, Parmiter Industrial Centre, Parmiter Street, E2106 homes
completed
FORMER COUNCIL OFFICES, 27, FORMER COUNCIL OFFICES, 27, BIRKBECK STREET, E2100 homes
completed
455-463, 455-463, BETHNAL GREEN ROAD, E2100 homes
completed

Politics

Local councillors and MP

Ward majority
Aspire
Ward majority vote
16.2%
Election year
2022
MP
Rushanara Ali (Labour)
MP majority
1,689
Constituency
Bethnal Green and Stepney

Councillors

Musthak AhmedAspire
Abu Talha ChowdhuryAspire
Amin RahmanAspire

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Key facts for E2 9RA

Full postcodeE2 9RA
Postcode districtE2
BoroughLondon Borough of Tower Hamlets
WardSt Peter's
Latitude51.530059
Longitude-0.056423
Parliamentary constituencyBethnal Green and Stepney
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey